It appears to be arbitrarily selected and basically be an obscene amount that they think people will pay else they can’t sell their house?

Their appearance has shaken up sales and rental markets and, in some neighborhoods, sparked rent increases.On Jo Ann Drive alone, American Homes 4 Rent owns seven homes, property records indicate.

Equity Trust appears to be a forerunner...anyone have any experience with this company or can recommend another?

There is no way to know the extent of the sewer issues, as the scope could only go a small distance into the pipe.For a comparison , a nicer 2-family on the same street went for $144K, but it had garages and appeared maintained.Thoughts?  

I'm a first-time investor, purchasing a foreclosure, and I'm concerned that if I back out of this contract, I may not get my earnest money, even though it appears the seller (the bank) has done illegal things. 

Reading between the lines and on your profile, it appears that you're new to the business which eliminates the BEST option here:  hire someone unqualified and train them.If you're looking for someone that's truly qualified, you'll find that they aren't willing to take the comp mentioned in this thread - whether it's 3% or some hourly rate plus expenses.  

I agree with Chris Martin that there appear to be several red flags in your post.

At least appear like you did a detailed analysis.

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It just sounds sexy because it appears to be "easy" i guess.